After providing feedback for revisions at an August public hearing, Bellaire City Council adopted amendments to two sections of the city code related to easing parking requirements and supply in commercial districts Sept. 21.
The adopted ordinance is intended to alleviate development constraints for both business owners and patrons in commercial districts, while still protecting neighboring residential properties, according to agenda documents.
The overview
Since parking standard-related discussions began in May, Bellaire’s Planning & Zoning Commission and Development Services Department collaborated to draft several proposed amendments based on objectives outlined in the city’s comprehensive plan.
These objectives highlighted the reduction of both parking requirements and excess parking supply as ways officials could promote more market-driven outcomes in the community, as well as encourage more efficient land use and aesthetic beautification, per the agenda.
Among the proposed parking amendments presented to council members at the Aug. 3 public hearing, standouts included:
Creating a new purpose statement in the code’s applicable sections to better align with Bellaire’s intentions
Altering or replacing certain standards related to permitted uses for off-street parking and loading
Providing a pathway for parking credits and reductions
Elaborating on bicycle parking and ride-sharing regulations to differentiate the two types from automobile parking
Granting business owners more flexibility for off-site and shared parking
Providing administrative discretion on a reduction of parking up to 10%
Community Impact previously reported that City Council discussed at length how the proposed amendments could be fine-tuned to support the most parking optimization possible in Bellaire’s commercial areas, which led city staff to go back and make revisions as needed.
What’s changed
The now-amended sections of the city’s code of ordinances involve off-street parking and loading requirements, and parking requirements for non-single-family structures and developments, according to the Sept. 21 meeting presentation.
Per agenda documents, the following revisions were applied to the approved amendments:
Parking credits and reductions: Revised to identify the circumstances under which commercial properties that receive credits toward, or reductions in, the required number of off-street parking spaces will be limited to a 50% reduction of the original parking requirement
Off-site parking credit: Revised to limit provisions for commercial properties to establish criteria where parking spaces located on a separate lot may count toward the minimum required off-street parking, but cannot exceed 75% of off-site parking
Bicycle parking credit: Revised to clarify that dedicated bicycle racks and loading areas can be used in place of bicycle parking spaces to provide business owners with site flexibility options
Ride sharing credit: Revised to clarify that a dedicated ‘Ride Sharing Loading Area’ can be used in place of a designated ride share parking space, as long as the loading area does not impede traffic. This credit is limited to one area with a maximum credit of three parking spaces
Removal of the ‘Alternative Transportation Options Parking Credit’ section
Clarification throughout the amended sections identifying which circumstances of development or change of use could possess a pathway for further parking requirement reductions through either the P&Z Commission, Bellaire’s Board of Adjustment, or other permitted means
Something to note
Prior to their vote to adopt, Bellaire officials voted twice to further amend portions of the ordinance due to language concerns.
The first amendment was proposed by council member Ross Gordon, who felt that clarification was needed within the regulations pertaining to the reduction of automobile parking spaces to create designated bicycle parking spaces or racks.
Council member Brian Witt pushed for a second amendment in various shared parking subsections, voicing concerns that certain verbiage would “confuse” business owners who use parking lots under different ownership and at various locations. He ultimately moved for such verbiage to be removed.
After council members agreed with Gordon’s and Witt’s motions to amend these sections, City Council cast a unanimous vote to approve the parking improvement ordinance.
